Housing Major Works Programme

Current Projects 

Retrofitted Water Suppression Sprinklers Installation to the Point Blocks

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within East Point, Centre Point, and West Point to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads and pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

The contractor, United Living's presence is currently reduced across the Avondale Estate site whilst slight delays have been incurred due to delay in delivery of equipment.  Works are scheduled to recommence in March.  Please contact your local housing officer should you require further information in the meantime. 

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

Harman Close Refurbishment

The replacement of kitchen and bathrooms to bring them up to a decent homes' standard.  New flooring and decorations to communal areas, rewiring residents' flats, upgrades to landlords' electrics and communal lighting and new heating to residents' flats. 

The refurbishment works are complete. The replacement of fire compartmentation doors in the loft were completed in March 2022 and no further works are required, although the works are covered by a defects period of a year. If you have any issues with the new facilities, please report these as normal, through the repairs system, and they will be addressed. 

We will be contacting residents again soon with regard to the end of defects, when this will be the final chance for any snags with the works to be addressed. 

Fire Door Replacement Programme (all blocks excluding Twelve Acres)

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors. 

The cost details are being finalised and when this has been concluded the contracts will be dispatched to our contractor Gerda who will then start to contact residents to book appointments for the replacement of their doors. 

Future Projects

George Elliston & Eric Wilkins House - Replacement of Roof, Windows and additional Works. 

The replacement of roofs and windows and external repairs to George Elliston and Eric Wilkins House. 

The City Corporation intended to widen this project to include energy efficiency works alongside the replacement of roofs and windows, external brickwork repair, possible lift works and works to communal areas. However, due to the existing condition of certain facilities, the focus is now on lifts, roofs, and windows, with other works to be considered at a later date. 

The City Corporation have invited companies to undertake the role of the Principal Designer and we hope to appoint this position in the coming month.  This will then enable the City Corporation to progress the project. 

Guardian consultants have been in contract with residents who have requested winter measures to help them stay warm this winter.  These residents will be contacted again shortly to advise what happens next. 

MUGA (Ball Games Area) 

The renewal of the surfacing, fencing and facilities of the ball games area.

The City Corporation obtained a report on how trees are affecting the MUGA and what can be done to prevent future damage once facilities are renewed. Options need to be considered in the context of users’ safety, environmental concerns, and the current financial position. Further liaison with Southwark Council may be required to establish what may be done with regards to trees whose roots affect the surfacing and what can be done to mitigate this, in order to find the best overall solution.

Current Projects

Window Replacement (including Redecorations) 

The renewal of windows and redecoration of internal and external common parts. 

Works are complete, and we are now reviewing the final accounts.  

Future Projects

Fire Door Replacement 

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors. 

Procurement for the Fire Door Replacement Project is underway at several other Estates.  A measured survey for the doors to be replaced at Dron House will be scheduled for later in the year. 

Current Projects

Great Arthur House - Curtain Wall

The City Corporation is still trying to resolve the outstanding issues of balcony door handles and brush seals.  so far, suggested solutions from Engie/Equans have not been acceptable to the City Corporation and John Roberson Architects.  We will continue to pursue this matter and update residents as soon as we have any further news.  

Window Replacement Programme (Including Wider Redecorations)

The renewal of windows and redecoration of internal and external common parts. 

AECOM was appointed by the City Corporation to provide acoustic design advice for the refurbishment of the Crescent House Windows.  You can read the full report or the interpreted summary of the report on the Golden Lane Windows - Crescent House page. 

Consultation for Stanley Cohen House, Cullum Welch and the Maisonettes will commence in 2023. 

Please visit the Golden Lane Windows project website for the latest news. 

We will continue to add to the Frequently Asked Questions (FAQ's) document on our website as well as show notes taken from the Resident Liaison Group.

If you have any further queries or comments these can be directed through the Communications Consultant Thorncliffe ‘Your Shout’

• Call us on 0800 955 1042.
• Visit Golden Lane Windows.
• Email us at Golden Lane Your Shout.
• Freepost RTXU-JGSR-KHLE (Golden Lane), Your Shout, 28 China Works, SE1 7SJ.

Great Arthur House - Fire Door and Compartmentation

Fire compartmentation works and installation of Fire Doors to meet statutory requirements as laid out in Part B of the Buildings Regulations 2010. 

This project is currently on hold as the scope of this project will be driven to a large extent by the works being undertaken on the sprinkler project. We are continuing to engage across both projects as we proceed.

The brief/scope of the Fire Compartmentation project will be developed further as the Sprinkler project progresses, and we will continue to keep you updated. Please keep an eye on the notice boards and Housing Major Works website for further updates on the Fire Compartmentation project.

Heating - Crescent House and Cullum Welch House

The installation of communal heating and hot water to residential properties.

The Heating Replacement for Crescent House and Cullum Welch House is currently on hold as we progress the Windows project. Considerations of the heating system will be dependant to a large extent on the scope of the works being undertaken on the windows project.

As the windows project progresses into the next stages, we will continue to keep you updated on the heating project, so please keep an eye on the notice boards and Housing Major Works website.

Great Arthur House Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinkler project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Great Arthur House to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads an pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

Adjustment to Great Arthur House programme has been scheduled to merge the objectives of this project with the planned fire door and compartmentation project to create one fire safety package project.  Further communications will be shared to households via letter within the coming weeks.

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

Great Arthur House - Fire Safety

All residents of Great Arthur House will have received a letter with the latest updates on the fire safety works with the following information.

Important notice - Fire Safety Works - Fire Alarm - To maintain integrity of the fire alarm system and to prevent unnecessary activation:

• Do NOT paint or cover the detector.
• Do NOT tamper with the detector.

The detectors will require annual maintenance including inspections. Should there be a fault or if you have any queries or concerns, please contact the Estate Office on 020 7253 2556.

A reminder that smoking in communal areas is prohibited and that smoking within the flats, especially near the detector, may trigger the alarm. 

A functional fire alarm has been installed and set as a phase evacuation, where the fire alarm activates from the two floors above and one below will evacuate the building, and the remaining floors will receive an intermittent beep to standby.

Should any resident have questions about the alarm system, including the evacuation process, please contact the Estate Office.

Lighting, Signage and Accessible Routes

Upgrade of the existing communal external lighting provision to modern, energy-efficient fittings. 

Surveys of the existing external lighting provision are complete. An Options Report is being prepared for Members to approve the funding and continuation of the project.

COLPAI

ISG are currently on-site undertaking construction works to deliver 66 new social homes and a new primary school. As a local authority, we are committed to smart, safe, and motivated working. During these difficult times, we must ensure that we operate 'Business Continuity.' This means having a robust plan in place in order to keep moving forward, contribute to the economy, keep our workforce mobilised and ensure we are in the best possible position to deliver for the local community.

We would like to assure you that the team on-site is working tirelessly to ensure the site operations go above and beyond the Government guidelines. All our contractors are aware of the standards they must uphold, and we revisit these daily at on-site briefings.

Construction Activities

Construction activities taking place on the residential building throughout the week include:

• Brickwork to external walls.
• Mechanical, electrical, and plumbing (MEP) installation.
• Installation of glass reinforced concrete (GRC) and precast concrete (PCC) to external walls.
• Balustrade Works.
• Roof works.
• Scaffolding Adaptions.
• Soffit installation.
• Works using an external mobile elevated working platform (MEWP).
• Decorations.
• Cleaning.
• Breaking out of external existing concrete slab*.
• Excavation, trench, and drainage works. 
• Setting out of hard landscape and groundworks. 
• Brickwork to external works from Basterfield Service Road - note that access will be granted if required. 

*Please note that we expect this work to cause some disruption, including noise and vibrations.  Reduced impact hours will be in place during this work between 10am-12pm and 2pm and 4pm, Monday to Friday. 

Major Deliveries

Major deliveries taking place throughout the week include:

• Concrete deliveries and spoil much away.
• Bricks
• Glass reinforced concrete (GRC) and plain cement concrete sections.
• Skip exchanges
• Delivery of paving slabs. 

Working Hours

The consented working hours are:

• Monday to Friday – 8am to 6pm
• Saturday – 9am to 2pm

The consented reduced impact hours are:

• Monday to Friday 10am to 12pm and Saturday 2pm to 4pm

During reduced impact hours, works will still take place on-site. However, works will not involve percussive machinery or other similar construction involving heavy machinery.

On-Site Security

ISG now have a security guard on site full time from 7am to 6.30pm. CCTV security cameras are now monitoring the site 24 hours a day, seven days a week. City Corporation also has CCTV monitoring of the site in place.

KEY CONTACTS For site emergencies, please contact:

John Macleod, T: 07816 337 792

Pui Wong, T: 07866 988 932

For general enquiries, please email the COLPAI Project Team or call 0800 772 0475

Please visit our COLPAI monitoring data to view monthly monitoring data results. The monitoring data is also available on the site noticeboard.

You can view the progress with images from taken from site.  

We would encourage everyone to opt-in to the digital newsletter by visiting our project website or emailing the COLPAI Project Team to ensure we are able to stay in touch should physical distributions become unsustainable.

Future Projects 

Fire Door Replacement Programme (All blocks excluding Great Arthur House) 

A programme of works to replace all front entrance doors within City of London Corporation Housing Managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates.  A measured survey for the doors to be replaced at Golden Lane Estate, will be scheduled in due course ahead of the formal design process required to satisfy heritage constraints. 

Future Projects

Window Replacement (Including redecorations) 

Window renewal and internal/external common parts, redecorations across multiple estates. 

New window drawings have been approved for Whitby Court; windows are now being manufactured.  The material amended application for Holloway Estate is ongoing. 

Scaffolders are continuing the works at Whitby Court. 

The Contractors are working in the meantime to ensure that the project continues to minimise the impact on the residents from both estates.  We will answer any additional queries that residents may have and will provide any further updates on progress and programme as soon as we can. 

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

The works for the replacement of the doors is now complete. 

Current Projects

Communal Heating / Cold Water Distribution System Replacement

The replacement of current heating system with modern facilities and a programme of control activities, repair and replacement works to water supply systems for which the City Corporation is responsible across Housing Revenue Account Estates. This includes communal hot/cold water storage tanks, communal pipework, individual hot/cold storage tanks and pipework in tenanted properties, hot/cold water tanks and pipework in estate offices.

The communal heating distribution pipe work is now complete, and the pressure testing will now commence. 

We held an evening event on Tuesday 28 February 2023 at 6pm to 8pm, in Artizan Street Library where residents had the opportunity to attend and put forward any questions to City Corporation Officers and our contractor TSG regarding the in-flat installations. A pilot flat has been completed for residents to review, anyone wishing to view the installations should contact the Project Manager - Neil Clutterbuck to arrange a convenient time, email at Major Works Team.  The event will be followed by in-flat surveys and then the subsequent installations.  If you have any queries, you can contact TSG or the Major Works Team.

Play Area Refurbishment - Middlesex Street Podium

Following issues after completion of the works with parents and children receiving static shocks off the new equipment, due to the different surfacing used, the area was treated to try and stop these.  Staff have visited site since the treatment and no static has been experienced.  However, we will continue to monitor this and if any residents or their children experience shocks, please report these to the estate office. 

A further adjustment to improve the accessibility of the large multi-play unit was carried out in late January. 

Petticoat Tower Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Petticoat Tower, to protect residents in the unlikely event of a fire. 

Each flat's sprinkler heads and pipes will be independent from each other and having block-wide installation will enhance the overall building safety. 

Procurement for a specialist contractor is underway and initial conversations are taking place internally to propose a new programme suitable for estate management.  Further details to be shared with local stakeholders and residents within the coming month. 

Please contact PPCR. if you have any questions relating to the Sprinklers project. 

We have added an additional questions and answers information leaflet on the retrofit sprinklers, following our 26 April 2022 webinar.  

Petticoat Lane Market Project

The City Corporation and the London Borough of Tower Hamlets are working together to rejuvenate Petticoat Lane Market.

Construction works at the north section of Middlesex Street have now been completed and three new Petticoat Lane banners will be installed at the junction with Bishopsgate.  

The team continues to work on proposals for the central section of Middlesex Street, between Harrow Place and Gravel Lane with consultation proposed for April 2023.  We will share the details on   Give My View. Please email Policy and Projects Team If you would like more information or have any questions about the project.

Middlesex Street Area Enhancements - Artizan Street Landscaping Project

If you have questions regarding progress, please do not hesitate to contact the Project Manager at City Public Realm.

Outdoor Leisure Facilities

If you have questions regarding the progress of the outdoor leisure facilities, please do not hesitate to contact the Project Manager at City Public Realm. 

Future Projects 

Concrete Repairs

This project is on hold due to expenditure review.  The design, specification and estimate costings have been completed. 

Current Projects

Window replacement including Redecorations (Sumner Buildings, Stopher House and Pakeman House. 

Window renewal and internal/external common parts redecorations across multiple estates. 

Scaffold has been erected to proceed with the external surveys and redecoration works. 

Lead paint has been identified in the surveys.  The Contractor is preparing the Risk Assessment and Method Statements for the lead paint treatment. 

Contractors are working in the meantime to ensure that the project continues to minimise the impact on the residents from both estates.  we will answer any additional queries that residents may have and will provide any further updates on progress and programme as soon as we can. 

Concrete Testing and Repair

A concrete testing contract was precured to assess the current condition of the pre-cast concrete elements on the Southwark Estate blocks and to make any repair recommendations.  A concrete repair contract will follow to remedy the defects noted. 

Concrete Repairs at Southwark Estate have been postponed and will not commence until the window project renewal is completed.  Concrete repairs start date Spring 2024.  The concrete repairs are to be monitored for any deterioration.  Section 20 stage 1 issue date is spring 2023. 

Future Projects

Fire Door Replacement Programme (all blocks excluding Horace Jones House)

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at the South Bank blocks will be scheduled for later in the year. 

Current Projects

Windows Programme (including redecorations)

Window renewal and internal/external common parts redecorations across multiple estates. 

A meeting with Lewisham Planners was held on Friday 20 January to present all the information to amend the planning permission.  Penetrations for the extract fans at some cottages in Lammas Green need approval from planning as well as the window elevations to the upper flats at Otto Close. The planning application was submitted week commencing 20 February. 

Contractors are working in the meantime to ensure that the project continues to minimise the impact on the residents from both estates.  We will answer any additional queries that residents may have and will provide any further updates on progress and programme as soon as we can. 

Future Projects

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at the Sydenham Hill Estate will be scheduled for later in the year.

Future Projects

Windows Programme (including redecorations) 

Window renewal and internal/external common parts redecorations across multiple estates. 

City of London Corporation recently undertook a Capital Review (financial impact assessment) on all the projects that were still pending final committee approval.  This was implemented just as the final tender clarifications had been completed and officers were preparing to undertake the leaseholder consultation before awarding the contract.  The Capital Review has seen many projects placed on hold whilst the review was undertaken, and this has had a knock-on effect to the delivery of the project. 

The time taken on the Capital Review has resulted in the tender prices (retention periods) having expired, and the original planning consents expired early in January 2023.  We will now have to factor in time for the planning applications and financial submissions to be re-evaluated, the leaseholder section 20 consultations to be undertaken, Committee approvals to award contracts, contract exchanges and mobilisation for the works as well as lead times for ordering materials. 

This means that we will have to re-engage with all bidders and undertake the financial evaluations once again.  A planning application will also need to be submitted but given the success of the previous application, it is unlikely this will be problematic.  We appreciate that this is not good news and understand the impact on residents during these difficult times.  Officers will prepare what they can to minimise the delays as much as possible and are now reviewing the planning and tender documentation before re-tendering the work once more. 

Officers aim to complete this process and get ready to start on site before summer 2023. 

Fire Door Replacement Programme 

A programme of works programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

Procurement for the Fire Door Replacement Project is underway at several other Estates.  A measured survey for the doors to be replaced at the William Blake Estate will be scheduled for later in the year. 

Future Projects

Windows Programme (Including redecorations) 

Window renewal and internal/external common parts redecorations across multiple estates. 

Asbestos and lead paint has been identified in the surveys.  The Contractor is preparing the Risk Assessment and Method Statements for the removal of the asbestos.  Further options are being considered for the lead paint treatment. 

New window drawings approved for Windsor House; windows are being manufactured. 

Contractors are working in the meantime to ensure that the project continues to minimise the impact on the residents from the estate.  we will answer any additional queries that residents may have and will provide any further updates on progress and programme as soon as we can. 

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at Windsor House will be scheduled for later in the year.

Current Projects

Communal Heating

Replacement Heating System for three larger blocks on York Way Estate. 

This project is now near completion.  All properties are now booked-in for installations and should be completed by spring, with building works to be finalised afterwards.   Any further queries regarding the heating works, please contact  TSG or visit the site office located outside of Kinefold House. 

Fire Doors 

A Programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

The installation of the new fire doors is now near completion, with just a few residential properties and some communal doors left to be replaced.  

Corridor Lighting and Redecoration of Internal Common Spaces

Project Briefing document completed and awaiting approval from Housing Programme Board. 

New Development of 91 Homes

The City Corporation has entered into a construction contract with Higgins PLC to develop 91 new homes at the York Way Estate, alongside new landscaping and play spaces, a new Community Centre and a new Estate Office. 

Higgins PLC started on site on Monday 16 January 2023 and the construction period will run until February 2025.  

On Tuesday 28 February 2023 the first of three free workshops were held at the Goodinge Community Centre, North Road were residents had the opportunity to design artwork for the construction hoarding across the site.  If you are still interested in joining, please register for these events by emailing Rose Hill at Co-Creative Connection.

Higgins have now appointed a local Resident Liaison Officer, Ruzi Bibi Hussain, who will join the Senior Resident Liaison Officer, Joan Borzak.  Currently the Resident Liaison Team will be operating from the Estate Office until the new Resident Liaison Office is set up, south of Shepherd's House.  If you have any concerns or questions about the development, please contact the Resident Liaison Team in the Estate Office, Monday to Friday or email them at York Way-Higgins or call Joan on 07793 902 544 or Ruzi on 07773 540 602.

Please continue to check the York Way Estate website for updates and if you would like to get in touch, please email the York Way Estate Team or call Freephone 0800 772 0475.

Future Projects

Ventilation

Looking at the options for upgrade/replacement of the existing ventilation system. 

If residents have any issues with regard to the ventilation within their homes, these should continue to be reported through the repair system.  The ventilation issue is to be considered as a future project, subject to need, and the necessary approvals being granted. 

Play Area Refurbishment

To update equipment within the play area.

This project is on hold as future play facilities are to be considered as part of the redevelopment works at York Way estate.

Home visits and fire alarm fitting

The Fire Brigade currently deliver free Home Fire Safety Visits every year and with the visits they will also fit fire alarms in all areas where fires can start, including bedrooms and living rooms.

The London Fire Brigade now provide specialist alarms for deaf people/people with hearing impairments. They can provide standalone alarm systems and replacement alarm heads for bellman systems as part of a Home Fire Safety Visit. The alarms are free of charge and are fitted as part of the Home Fire Safety Visit.

If you are interested in receiving a visit from the London Fire Brigade or would like further information on the fire alarms, please call Freephone 0800 028 4428 or email the Fire Brigade.

Housing Fire Safety

Residents are able to view Fire Risk Assessments (FRAs) and Frequently Asked Questions (FAQs) for all of the City Corporation estates from the Housing Fire Safety Web page.

The City Corporation recognises that it can be difficult for some leaseholders to pay for the cost of major works to their property in one go. We therefore have several ways to support you with this. To view the latest guide to the payment options for leaseholders take a look at the Leaseholder Payments booklet under the heading 'supporting information'.